Kuro Asking Price Index · Q3 2026
Rents held their dollar value. Sale prices did not.
Greater Accra asking prices for sale and rent, read one property at a time and adjusted for area, type and size. Set against the same quarter in 2025, in cedis and in dollars.
23,253 unique properties · 9,138 for sale · 14,115 to rent · data 1 July to 9 September 2026
In this edition
Twelve pages on one quarter.
- 02The quarter in six linesKey findings, Q3 2026→
- 03Two markets, one currencyThe index: mix-adjusted change, GHS and USD→
- 04The dollar inside the listingsImplied exchange rates and dollar pricing by area→
- 05Where the stock isShare of unique listings by area→
- 06Where supply is movingChange in area share against Q3 2025→
- 07Where new supply is arrivingListings first seen in August and September→
- 08What a home costsMedian asking prices by type and size→
- 09The same home, by areaFour-bed house prices and two-bed apartment rents→
- 10How long adverts stay upAdvert age by area→
- 11Who changed their priceCedi price revisions within the quarter→
- 12The standard of evidenceWhat the data supports and what it does not→
- 13How this index is builtMethod, sample and definitions→
Key findings · Greater Accra · data to 9 September 2026
The quarter in six lines.
Measured in cedis, the upper market looks like it is rising. It is not: much of it is priced in dollars, and the cedi has weakened. In dollar terms rents are flat and sale prices are lower across both markets.
Sale prices fell once the cedi is set aside
In the broad market, where homes are priced in cedis, mix-adjusted asking prices fell 7.0% on the year. In the upper market they rose 8.4% in cedis, but the cedi fell further than that, so in dollars they are roughly 3–7% lower.
Rents kept pace with the cedi
Asking rents rose 6.5% (broad market) and 7.1% (upper market) in cedis. The cedi is about 7% weaker than a year ago, so in dollar terms rents are flat.
Half the upper market is priced in dollars
Of upper-market listings seen more than once, 54% moved in lockstep with the exchange rate. In Osu, Labone and Cantonments it is 76–87%.
East Legon is shrinking as a share
East Legon is still the largest single market, but its share of listings fell about 4 points for sale and for rent against Q3 2025.
New supply arrives at the edge
In Kasoa, Amasaman and Pokuase, 48–61% of homes for sale were first listed in August or September. In Weija and Manet the same holds for rentals.
Prime rental adverts stay up for years
The median rental advert in Cantonments has been live for 824 days, in Dzorwulu 934. Treat that as advert age, not time to let.
Mix-adjusted across area, property type and bedrooms. Broad market and upper market are two listing portals read separately (page 13). Source: Kuro Africa listings panel.
The index · mix-adjusted change · Q3 2026 against Q3 2025
Two markets, one currency.
Each figure compares like with like: the same area, the same property type and the same number of bedrooms, a year apart. Weighted by where last year's listings were, so a shift in which areas advertise does not move the number.
| Market | Listing | YoY in GHS | YoY in USD | Comparison groups | Groups falling | Coverage |
|---|---|---|---|---|---|---|
| Broad market | Sale | −7.0% | −13.2% | 113 | 60% | 70% |
| Broad market | Rent | +6.5% | −0.6% | 210 | 24% | 76% |
| Upper market | Sale | +8.4% | −3% to −7% | 58 | 28% | 68% |
| Upper market | Rent | +7.1% | −0.1% | 87 | 37% | 83% |
The upper market has not boomed. The cedi moved underneath prices set in dollars, and the cedi figures rose with it.
Without the adjustment the numbers mislead. Raw upper-market median rents look 11–43% lower than a year ago, because cheaper areas such as Spintex now advertise more there. Held to the same areas, they are 7.1% higher.
The broad-market fall is wide, not narrow: 60% of its comparison groups for sale asked less than a year ago, led by five- and six-bed houses.
USD figures convert both years at the rates implied by dollar-priced listings (page 4): 10.50 in September 2025 for both; 11.26 in September 2026 for rentals, and 11.78–12.23 for sale listings, which convert less consistently, hence a range ≈ Inferred. Broad-market listings are priced in cedis; their USD figure uses the rental rate and is shown for readers who hold dollars. A comparison group is an area × type × bedrooms cell with at least 8 listings in both years (5 for the upper market). Coverage is the share of last year's listings inside a group.
Currency · upper market · implied rates and dollar pricing
The dollar inside the listings.
When a listing is priced in dollars, the portal shows it in cedis at the month's rate. 3,957 upper-market properties were seen in more than one month; 54% moved exactly with the rate: +2.5% in August, then −3.4% in September for rentals and −2.4% for homes for sale. Hundreds of unrelated sellers do not change their price by the same fraction on the same day; a currency conversion does. Divide those cedi prices by the right rate and they come out as round dollar amounts: GHS 22,510 is $2000 at 11.255.
Implied GHS per USD in rental listings, by collection month. Sale listings in September 2026 imply a higher rate, 11.78–12.23; in September 2025 both imply 10.50. ≈ Inferred
Share of upper-market listings priced in dollars, by area
Areas with at least 45 upper-market properties seen in two or more months. A listing counts as dollar-priced when every monthly change in its cedi price matched the exchange-rate move. The implied rates are read from the listings and are not Bank of Ghana reference rates.
Supply · share of unique listings · Q3 2026
East Legon still carries the most stock.
One in eight homes for sale and one in seven to rent sits in East Legon. Spintex is second in both. After that the two markets part: Oyarifa and East Legon Hills for sale, Cantonments and Airport Residential to rent.
For sale · 9,138 properties
To rent · 14,115 properties
Share of all unique properties listed at any point in the quarter; each property counted once however often it was re-advertised. 645 sale and 893 rental listings carry only "Accra" or no area and are left out of the ranking but kept in the totals. Figures beside each bar are property counts.
Supply · change in area share · Q3 2026 against Q3 2025
Listings are moving out of East Legon.
East Legon lost about 4 points of share in both markets. Ashaley Botwe and Spintex lost share of homes for sale. The gains are spread thin across the belt beyond it: Oyarifa, Adenta, Amasaman and Weija for sale, Tema, Baatsona and Community 18 to rent, and Kumasi for sale.
For sale
To rent
Broad-market portal only, where both quarters are fully collected. We compare shares, not counts: the number of listings collected fell sharply between the two years and we have not yet confirmed whether that reflects the market or the collection ? Unvalidated. Kasoa's fall in rental share is more likely a change in how listings are labelled and is under review. Areas with at least 80 listings in either year.
Supply · new listings · first seen August–September 2026
New supply is arriving at the edge of the city.
Across Greater Accra, about a third of this quarter's stock was first listed in August or September. In Kasoa, Amasaman, Ablekuma and Pokuase it was half or more of homes for sale; in Manet, Weija and Amasaman, most of the rental stock.
For sale · share of stock that is new
To rent · share of stock that is new
Areas with at least 100 properties in the quarter. July is left out because one portal's history starts with our first July collection, so a July "first seen" date does not mean new. A high share can mean one estate launching many units at once; field checks before drawing conclusions about an area. Figures beside each bar are property counts.
Prices · median asking price · Q3 2026 · GHS
A four-bed house asks GHS 3.24m. Renting one asks GHS 20,259.
Medians across Greater Accra by type and bedrooms. The median is the middle listing, so a handful of mansions cannot pull it up.
For sale
| Type | Beds | Listings | Median GHS |
|---|---|---|---|
| Apartment | 1 | 211 | 1.71m |
| Apartment | 2 | 307 | 2.44m |
| Apartment | 3 | 158 | 3.25m |
| Apartment | 4 | 53 | 3.84m |
| House | 2 | 226 | 1.10m |
| House | 3 | 1,864 | 1.80m |
| House | 4 | 2,855 | 3.24m |
| House | 5 | 841 | 3.84m |
| House | 6 | 230 | 3.00m |
| House | 7 | 123 | 3.75m |
| House | 8 | 51 | 2.56m |
| Townhouse | 2 | 33 | 1.42m |
| Townhouse | 3 | 112 | 2.61m |
| Townhouse | 4 | 145 | 3.98m |
| Duplex | 3 | 145 | 2.00m |
| Duplex | 4 | 449 | 3.30m |
| Duplex | 5 | 103 | 3.78m |
| Duplex | 6 | 35 | 3.74m |
To rent, per month
| Type | Beds | Listings | Median GHS |
|---|---|---|---|
| Apartment | 1 | 1,800 | 2,750 |
| Apartment | 2 | 3,876 | 4,500 |
| Apartment | 3 | 1,367 | 6,500 |
| Apartment | 4 | 117 | 7,500 |
| House | 2 | 234 | 7,500 |
| House | 3 | 1,440 | 10,895 |
| House | 4 | 1,743 | 20,259 |
| House | 5 | 586 | 24,880 |
| House | 6 | 140 | 22,336 |
| House | 7 | 73 | 27,500 |
| Townhouse | 2 | 36 | 15,019 |
| Townhouse | 3 | 323 | 29,125 |
| Townhouse | 4 | 325 | 40,250 |
| Townhouse | 5 | 36 | 45,020 |
| Duplex | 2 | 65 | 2,500 |
| Duplex | 3 | 160 | 10,000 |
| Duplex | 4 | 251 | 15,000 |
| Duplex | 5 | 72 | 13,000 |
Each property counted once at its latest asking price. The top and bottom 5% of prices within each type are left out. Groups with fewer than 30 listings are not shown. Rents are the advertised figure; most Accra lettings also ask one to two years in advance, which these figures do not capture ⚠ Self-reported.
Prices · median asking price by area · Q3 2026
Cantonments asks twice East Legon for the same house.
A four-bed house asks a median GHS 8.79m in Cantonments against GHS 4.32m in East Legon. The rental gap is wider: a two-bed apartment asks GHS 22,510 a month in Cantonments and GHS 8,000 in East Legon, 2.8 times as much.
Four-bed house for sale · GHS
Two-bed apartment to rent · GHS per month
Areas with at least 20 listings of that home. Samples of 20–30 (Cantonments and Dzorwulu houses, Airport apartments) are indicative ≈ Inferred. GHS 22,510 is exactly $2000 at the September rate: prime rents are set in dollars.
Time on market · median advert age · upper market
A prime rental advert has been up for more than two years.
The median upper-market advert still live this quarter was first posted 482 days earlier for rent and 242 days for sale. The oldest are in the prime rental core: Abelemkpe, North Legon, Ridge, Dzorwulu, Airport and Cantonments.
To rent · median days since first listed
For sale · median days since first listed
Advert age is not time to let. Agents in the prime core keep a unit advertised long after it has let, so the listing stays up and the age keeps rising.
Upper-market portal only; the broad-market portal's history starts with our July 2026 collection. Longest eight and shortest four areas for rent, longest six and shortest four for sale, among areas with at least 40 properties.
Price revisions · within Q3 2026 · cedi changes only
Landlords trimmed. Sellers raised.
Few asking prices changed inside the quarter once currency moves are set aside: 402 properties across both portals. Where landlords changed a rent, 7 in 10 cut it, by a median 1%. Where sellers changed a price, most raised it, by a median 6.5%.
Rents are being shaved rather than slashed, which fits a rental market where supply is ample and adverts sit for months. On the sale side, 78 revisions is too few to call a trend ≈ Inferred; we will track it quarter by quarter.
A revision is a change in the cedi asking price between two monthly collections that does not match the exchange-rate move. Properties seen in only one month cannot show a revision.
Evidence · what this edition supports and what it does not
What the evidence supports, and what it does not.
Every figure in this edition carries one of four markers. We do not upgrade a marker to make a finding land harder, and we publish the gaps.
| Marker | Applies to | Why |
|---|---|---|
| ✓ Verified | Counts of unique properties, area shares, median asking prices | Measured directly from the listings, each property counted once. |
| ≈ Inferred | Implied exchange rates; share priced in dollars; mix-adjusted change | Readings the data supports, built by method rather than observed. |
| ⚠ Self-reported | Asking prices, areas, property types, bedrooms | Entered by agents and owners. What sellers ask, not what buyers pay. |
| ? Unvalidated | Year-on-year change in the number of listings; Kasoa rental share | Collection volume changed between years; cause not yet confirmed. |
Not in this edition
Achieved sale prices. Ghana has no public record of completed sales, so we cannot measure how far asking prices sit above them, or what share of the market we see.
Not yet in this edition
Real terms against Ghana CPI, a history back to 2021, and regions outside Greater Accra. Kumasi has 192 homes for sale this quarter, too few to report by type.
Read with care
Data stops on 9 September, so this is Q3 to that date. The 2025 comparison ends on 1 September.
Method · sample and definitions
How this index is built.
| Measures | Asking prices and asking rents of residential property advertised in Greater Accra. |
|---|---|
| Sources | Two listing portals, read separately: a broad market (mostly cedi-priced) and an upper market (about half dollar-priced). |
| Sample | 46,735 records collected monthly, July–September 2026, reduced to 23,253 unique properties. 54,533 records for July–September 2025. |
| One property, once | Each property is identified by its portal reference, so monthly re-collections and duplicate adverts count once. |
| Extremes | The top and bottom 5% of prices within each type (sale and rent separately) are left out of medians. |
| Mix adjustment | Change is measured inside area × type × bedrooms groups present in both years, combined on last year's weights. |
| Currency | Reported in GHS. USD figures use rates implied by dollar-priced listings, not official rates. |
| Frequency | Quarterly. Next edition: Q4 2026, published January 2027. |
Every figure is drawn from the Kuro Africa listings panel unless another source is named. To cite: Kuro Asking Price Index, Kuro Africa, Q3 2026. Kuro Africa is independent of developer and agent: not an agent, broker or promoter.
Take the market down to a single decision
This index reads the city. We can read your deal.
Do you want the numbers behind this report, by area?
Data Lab
$199 / yearListing-level prices, supply and trends for the areas you are weighing.
Is this area, or this deal, what they say it is?
Desk research
from $1899An independent report on one decision. If your total budget is under $50,000, a consultation is usually the better use of the fee.
Does the market want what you plan to build?
Market intelligence
$2299 / reportFor developers: demand, pricing and absorption for a site or scheme.
kuroafrica.com · Know the market. Before you move.
